2019-0078 Pope Addition.pdf
DATE: March 6, 2019
TO: Mitchell Gaynor
Pinnaclebuilders@gmail.com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2019-0078
Project Address: 18209 76th AVE W.
Scope: Addition, SFR, VB construction, Plumbing and Mechanical included.
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the ‘clouded’ or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
This building plan review cannot be completed until we receive the following item:
General:
1. The construction project involves demolition of a significant portion of the existing structure. Please
be aware that structures that are demolished to the level that meets or exceeds 75% of the
replacement cost of the structure will not be allowed by city code to be rebuilt except to full-on
standards for new construction. Reference Edmonds Community Development Code section
17.40.020(F). In order to verify that your project does not meet this threshold, the following must be
provided to the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of the
building.
b. Distinguish clearly on the plans which portions of the building are to be retained as existing and
which are new, in order to establish a design that clearly demonstrates the level of demolition as
laid out in the cost breakdown. Please contact me if you need further clarification on this issue.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
c. Please the attached worksheet, if this is the method you choose, please complete, and return with
your submittal.
2. Due to the amount of retrofit hold downs, a 3rd party inspector will be required to verify the
installation. Please fill out the form that has been included and return prior to permit
issuance.
3. This plan is required to comply with the 2015 Washington State Energy Code as indicted on
page A-001. The plans do not appear to include all of the required information as mentioned
in section R103.2 of the Washington State Energy Code. Please provide the required
information.
4. This addition will require the installation of “whole house” ventilation in accordance with
IRC M1507.3. Please provide a “whole house” ventilation system to the plans.
5. The Kitchen and Bathrooms will require local exhaust in accordance with IRC M1507.4.
Please indicate the location and CFM of the local exhaust on the plans.
6. It appears that new stairs will be built as part of this project. Stair and handrail details in
accordance with IRCR311.7 will need to be included on the plans. Please add the details to
the plans.
7. The provided structural calculations do not appear to be valid. In accordance with the notes
accompanying the stamp, the “Wet Stamp” must be signed and dated. Please provide two
sets of signed and dated calculations.
A-101B
8. Window callouts have been identified on the plans and reference to page A600. Neither the
floor plan nor details provided on A600 mention the U value, Safety glazing in accordance
with IRC R308 of the proposed windows. Please add the U value and Safety glazing to the
plans.
9. Smoke and Carbon Monoxide detectors are required to be installed in accordance with IRC
R314 and R315. Please indicate to required alarms on the plans.
10. The note pertaining to the type of gypsum board to be installed in the garage is not
completely accurate. 5/8” Type X gyp will be required to be installed on the garage ceiling.
Please update the note.
Page 3 of 3
A-102B
11. Window callouts have been identified on the plans and reference to page A600. Neither the
floor plan nor details provided on A600 mention the U value, Safety glazing in accordance
with IRC R308 of the proposed windows. Please add the U value and Safety glazing to the
plans.
12. Smoke and Carbon Monoxide detectors are required to be installed in accordance with IRC
R314 and R315. Please indicate to required alarms on the plans.
S-103
13. The plans indicate a new girder truss to support the existing trusses as directed by key note
1. It is unclear how the plan right side of the new girder will attach or be supported as it
butts into the adjacent girder. Is the end of the girder to be attached and or supported by a
hanger? If so please indicate the specific hanger or minimum design requirements on the
plans.
S-500
14. Detail K indicates a minimum of 3 DTT2Z connectors per deck, I assume that these
connectors are being utilized to meet the requirements of R507.2.4. The Washington State
amended version of section R507.2.4 requires a minimum of (4) devices with a capacity of
750# or (2) 1500# capacity devices. Please update the note to reflect to Washington State
amended version of R507.2.4.
15. Detail K indicates (3) Simpson SDS ¼”x3 ½” @ 16” OC for the ledger attachment. These
anchors must be staggered in accordance with IRC R507.2.1 (1). Please update the note.
Please let me know if I can be of any additional assistance.
Eric Carter